06a A01 SOW Design_Paso Robles SSC.pdf

SOW, Design Renovation, SSC, Paso Robles, CA

Federal Aviation Administration

Statement of Work Design Building Renovation

System Support Center (SSC) Paso Robles, California

1.0 Purpose

The purpose of this Statement of Work (SOW) is to obtain engineering design services for an FAA leased building at 3551 Combine St., Paso Robles California 93446.

This project is mission-critical to FAA operations as it directly supports the FAA Systems Support Center (SSC), which is essential for maintaining airspace infrastructure and operational efficiency. Additionally, the project has significant implications for the safety and well-being of FAA employees working in the facility. Ensuring compliance with up-to-date building codes and safety regulations is imperative to mitigate risks associated with outdated infrastructure.

The FAA has leased this 4,992 square foot building from The Kopack Family Trust (Deborah Kopack, Trustee). Once renovated, the building will house a new FAA System Support Center (SSC). The property is designated under the C- 3 (Commercial/Light Industrial) zoning district in the City of Paso Robles. The C-3 zoning is intended to support lightweight industrial operations, equipment services, warehouses, commercial service businesses, showrooms, and light manufacturing that do not generate significant noise or environmental impacts. The previous use of the building was an import motorcycle shop and has been vacant for the two years.

2.0 Scope

The contractor must use the attached Design Intent Drawings (DIDs) as the basis for completing Mechanical, Electrical, Plumbing, Life Safety, and Fire Protection (MEP/LS/FP) documents for permitting and construction. This scope includes the design and analysis of Heating, Ventilation, and Air Conditioning (HVAC), power distribution, water systems, and fire safety infrastructure. These drawings will be used to obtain the required permitting from the City of Paso Robles. The drawings must first be reviewed and approved by the FAA. Since the building is leased and not owned by FAA, the renovations are considered tenant improvements and must be built according to Building Codes & Design Standards adopted by the City of Paso Robles, California. The contractor must submit final drawings to the City of Paso Robles, revise any changes or corrections provided by the city, and obtain final approval of design drawings stamped by the city.

3.0 MEP/LS/FP Drawings

The design must adhere to all Building Codes & Design Standards adopted by the City of Paso Robles, California. A partial list of relevant Building Codes is listed below. However, a complete list can be found on the City’s website:

https://www.prcity.com/

A. 2022 California Building Code B. 2022 California Mechanical Code C. 2022 California Plumbing Code

D. 2022 California Existing Building Code E. 2022 California Fire Code F. 2022 California Energy Code G. 2022 California Electric Code https://www.prcity.com/

3.1. Mechanical (HVAC)

Mechanical Drawings must focus on climate control and air quality, which are critical for employee productivity, include ductwork layouts (paths for supply, return, and exhaust air, including duct sizes and materials), equipment schedules (specifications for units like air handling units, etc.), diffuser & grille locations (precise placement of vents to ensure even air distribution), control systems (thermostat locations and sensor placement for temperature regulation). Proposed changes to roof-mounted equipment require a structural review of the roof to ensure it can handle new or additional equipment.

A. Mechanical (HVAC) Load Calculations (calcs); Separate calcs for office (comfort) vs.

warehouse area (ventilation).

B. Equipment: Selection of Roof Top Unit (RTU)s, split systems, or unit heaters.

C. Ductwork: Full layout with diffusers, registers, and grilles.

D. Back-of-House Exhaust: Design of dedicated exhaust, if required.

E. Controls: Thermostat locations and zoning strategy.

3.2. Electrical

Electrical Drawings must illustrate the flow of power and data throughout the office floor, including power distribution (layout of electrical panels and circuiting), lighting plans (placement of fixtures, switches, and emergency lighting, coordinated with the Reflected Ceiling Plan, data & communications (routing for Cat6 cables and server room infrastructure), and panel schedules (detailed lists of circuits, load calculations, and breaker sizes).

A. Power distribution: New or modified panels to handle load B. Lighting Design: Light-Emitting Diode (LED) layouts (high-footcandle for back-of-house, recessed/decorative for office).

C. Emergency/Exit: Code-compliant egress lighting and exit signage.

D. Device Layout: 120V wall outlets for office; 208V/240V or 3-phase drops for back-of-house.

E. Data/Comm: Conduit and box pathways for Information Technology (IT)/Telecom.

3.3. Plumbing

Plumbing Drawings must manage water delivery and waste removal, ensuring hygiene and safety, illustrate the water supply lines (routing for hot and cold water to breakrooms and restrooms), drainage & venting (sanitary waste lines, floor drains, and vent stacks to prevent sewer gas entry), fixture schedules (details for sinks, toilets, water heaters, and specialized office equipment like refrigerators).

A. Fixtures: New or relocated restrooms, breakroom sinks, back-of-house utility sinks, and eyewash station.

B. Water/Waste: Sanitary waste, vent piping, and domestic cold/hot water lines.

C. Water Heater: Sizing based on total fixture count.

D. Back-of-House Drainage: Floor drains or oil/sand interceptors if required by local code.

3.4. Life Safety

Life Safety Drawings must detail how the building protects occupants during emergencies, such as fires, power outages, or hazardous events.

A. Egress Plan: Define paths of travel, exit widths, and maximum travel distances.

B. Occupancy Load: Calculate total occupants for both the office and back-of-house areas.

C. Signage: Location and type of exit signs and directional indicators.

D. Partition Ratings: Identify fire-rated walls, specifically the separation wall between the office and the back-of-house. Detailing fire-caulking and "through-penetration" firestopping for MEP pipes/wires passing through rated walls.

3.5. Fire Protection (Sprinklers)

Fire Protection Drawings must include specialized engineering and construction documentation that specifies active fire suppression systems designed to detect, control, and extinguish fires within the building, focusing on the mechanical and electrical systems used to suppress fires.

A. System Design: Layout of heads based on hazard classification (Light Hazard for office; Ordinary Hazard Group 1 for warehouse.

B. Riser Details: Design of the main water entry, backflow preventer, and alarm valve.

C. Hydraulic Calculations: Calculations to prove the existing water pressure can support the new layout.

D. Pipe Routing: Sizing and routing of main lines and branch piping.

4.0 Deliverables

4.1. MEP/FP Set: Mechanical, Electrical, Plumbing, and Fire Protection stamped drawings.

Three full-size engineering, ANSI D (22”x34”) sets of MEP/FP drawings approved for construction permit by the City of Paso Robles or the Agency Having Jurisdiction

(AHR).

4.2 Life Safety Sheet: Dedicated sheet showing occupancy, travel paths, and rated walls.

4.3. Calculations: Hydraulic (Sprinkler) and Load (Electrical) included in their perspective drawings.

5.0 Schedule

5.1. Site Survey. Due within 7 days of Notice to Proceed (NTP).

5.2. 50% Design Drawing. Due within 4 weeks of Notice to Proceed (NTP).

5.3. FAA Review. Will be completed and returned after 1 week of 50% submission.

5.4. 90% Design Drawing. Due within 3 weeks of Review submission

5.5. Final Construction and Permit-Ready Drawings. Due within 10 weeks of Notice to Proceed (NTP).

ATTACHMENTS

The following constitutes the Design Intent Drawings (DIDs), dated 4-26-26:

1. Drawing A000 Cover Sheet

2. Drawing A200 Demo Floor Plan & Photos

3. Drawing A201 Annotation Floor Plan

4. Drawing A401 Reflected Ceiling Plan

5. Drawing A501 Door Schedule and Details

6. Drawing A801 Millwork and Interior Elevations

End of Statement of Work